Airbnb Rules: Los Angeles vs San Francisco (2026 Comparison)
Compare short-term rental regulations between LA and SF. LA allows 120 nights/year for whole-home rentals; SF caps unhosted rentals at 90 nights. Both require primary residence.
Side-by-Side Comparison
Los Angeles vs San Francisco
| Los AngelesCalifornia | San FranciscoCalifornia | |
|---|---|---|
| STR Allowed? | Yes, with Home Sharing Registration | Yes, with Short-Term Residential Rental Certificate |
| Registration Required? | Yes — Home Sharing Registration | Yes — OSTR Certificate |
| Registration Fee | $89/year | $450/year |
| Primary Residence Required? | Yes — must be primary residence (6+ months/year) | Yes — must live there 275+ days/year |
| Whole-Home Day Limit (Unhosted) | 120 nights/year | 90 nights/year |
| Hosted Rentals | No night cap when host is present | No night cap when host is present |
| Platform Verification? | Yes — all platforms must verify registration | Yes — all platforms must verify OSTR certificate |
| Transient Tax | 14% Transient Occupancy Tax (Airbnb remits) | 14% Transient Occupancy Tax (Airbnb remits) |
| Fine for Operating Without Registration | $2,500/day for unlicensed whole-home rental | $484/day for operating without certificate |
| Rent-Controlled Units? | RSO units prohibited from STR | Rent-controlled units may be rented only by primary tenant |
Key Differences
Los Angeles and San Francisco both restrict short-term rentals to primary residences and require registration, but the differences in day caps, fees, and enforcement philosophy are significant. LA's 120-night annual cap on whole-home (unhosted) rentals gives hosts 30% more rental nights than SF's 90-night cap. For an Airbnb host in each city, this can mean thousands of dollars in additional annual income. San Francisco's registration fee ($450/year) is more than five times LA's ($89/year). SF's OSTR (Office of Short-Term Rentals) also imposes a strict 275-day-per-year primary residency requirement — hosts must physically be in the city 275 days annually — whereas LA requires 6+ consecutive months in the preceding year. Both cities prohibit ADU short-term rentals unless the host resides in the primary dwelling on the same lot. Both prohibit STR of rent-stabilized units (RSO in LA, rent-controlled in SF) except by primary tenants. Enforcement differs: SF's per-day fines ($484/day) apply even for exceeding the 90-night cap, meaning a single over-limit night is penalizable. LA's fines are steeper ($2,500/day) but focus on operating without registration entirely. SF operates its own enforcement office (OSTR); LA enforcement goes through the Department of City Planning.
Cost Comparison
For a host renting their primary home for whole-home stays, LA's higher day cap (120 vs 90 nights) represents significant earning potential. At a conservative average daily rate of $200 in each city, the 30-night difference equals $6,000/year in additional gross income for LA hosts. San Francisco's higher nightly rates may partially offset the night cap restriction — SF median nightly rates on Airbnb are typically 20-30% higher than LA's — but the $361/year higher registration fee and stricter residency requirement still favor LA for most hosts.
Our Verdict
Los Angeles is the more host-friendly short-term rental market between these two California cities. The 120-night whole-home limit (vs SF's 90), lower registration fee ($89 vs $450), and less stringent primary residency requirements all favor LA hosts. San Francisco's OSTR system is more bureaucratic and expensive. However, SF's higher nightly rates partially compensate. Both cities have among the strictest STR regimes in California — neither is a free-for-all rental market.
Explore Each City
Frequently Asked Questions
How many nights can I rent on Airbnb in LA vs San Francisco?
In Los Angeles, you can rent your primary residence as a whole-home (unhosted) rental for up to 120 nights per year with a Home Sharing Registration. In San Francisco, the cap is 90 nights per year for unhosted (whole-home) rentals. Both cities allow unlimited hosted nights (when the host is present).
Do LA and SF require primary residence for Airbnb?
Yes, both cities require that the property be your primary residence. Los Angeles requires 6+ consecutive months of occupancy in the preceding year. San Francisco requires 275 days per year of primary residency. Investment properties that are not your primary home cannot be registered for STR in either city.
Can I rent my ADU on Airbnb in LA or SF?
In both cities, ADUs may only be rented short-term if the property owner/host resides in the primary dwelling on the same lot. You cannot register a standalone ADU for short-term rental unless you live in the main house on the same property.
What happens if I exceed the night cap in San Francisco?
San Francisco's OSTR can issue fines of $484 per day for hosting in excess of the 90-night unhosted annual cap. Airbnb and VRBO verify SF certificate numbers — SF has enforcement data-sharing agreements with major platforms. Exceeding the cap can also result in certificate revocation.
Source: PropertyZoned Editorial Research. Last verified April 5, 2026. View source